Property Management Blog

Orlando Realty & Property Management is a premier central Florida management firm managing properties in Orange, Osceola, Lake, Seminole and Volusia counties. Today, we’re talking about what sets us apart from other property managers and how we approach the local rental market.

Marketing and Advertising

We market your property and advertise on over 150 different websites, 10 apps and the Multiple Listing Service (MLS), as well as its syndicated partners. We are also the only property management firm in central Florida with a website that fully translates into Spanish. We use a superior marketing strategy called flex pricing, which allows us to broaden the pool of potential tenants and reduce vacancy. Your property will get more calls and more showings, which equals less vacancy.

Tenant Screening

Our goal is to find you the most qualified tenant for your property. Not only do we do a national criminal background check when we screen, but also a comprehensive credit check. We also look for a national eviction history. Finally, we will contact the past landlords over the last two years to make sure the rent or mortgage was paid on time in the past. This will tell us if there is a good chance that the tenant will be punctual with rental payments in the future.

Leasing and Communication

Every lease is drafted by an attorney experienced in local landlord and tenant laws. We stay up to date on all the changing Florida statutes. We strive for outstanding communication and maintain a liaison between owners and tenants. Our goal is to have all parties happy, which means more money in your pocket.

Pricing Strategy

We’ll provide advice on your property’s condition and put together a pricing strategy that gets you the most rent that the market will bear in the shortest amount of time. We will rent your property at the highest amount possible while showing seven days a week and responding to calls and inquiries immediately.

Regular Inspections

We perform multiple interior and exterior walk-throughs of your property each year. Typically, we do these 90 days into a lease and 90 days before the end of a lease. These inspections throughout the term of the lease are central to preserving the condition of your property and deciding whether you want to renew the tenant for another year.

Property Sales

We can assist you in the sale of your property now or in the future. We think you should be free to decide who will be the best listing agent for your property given its location and characteristics. Our process is hassle-free and we are happy to assist you in the best way possible.

Colorado and Washington state have already legalized marijuana and activists in California, Nevada, Arizona and a number of other states will be next on the list most likely. When will Florida join the list of states that have legalized marijuana?

As a landlord you will have to consider how this will affect your rental property and your leasing practices. If pot becomes legal in your state, will you be able to prohibit marijuana consumption in your property? Colorado and Washington rental property owners are facing those questions now.

With marijuana illegal at the federal level (and assuming your lease has a provision prohibiting illegal activity in your property), you probably do not have anything to concern yourself now with. But as more state legalize pot, you may want to consult with an attorney when your lease is prepared regarding prohibiting smoking pot in your property. Standard language regarding no smoking is a start. The discussion might be more complicated regarding edible marijuana.

Let's face it. Some problem tenants are smart and know how to play the game. But you can easily outsmart sneaky tenants by watching for the most common pattern.

The preferred strategy for many problem tenants is to sneak someone else into being able to live at the property without being on the lease. Sometimes that's the plan all along. In other cases, the problem tenant moves in mid-lease. Either way, there's an easy fix:

1. Advertise well. You will see 'advertise well' written in most of our articles. Why? The more choices of tenants you have, the better chance you will lease to the right tenant(s). That way you won't choose a tenant based upon desperation, but on qualifications. If your gut is saying "Don't rent to these folks" you won't because you have other choices.

2. A background check must be performed on all prospective tenants over the age of 18 before the lease preparation. If one of the tenants is unacceptable, either increase the security deposit or reconsider leasing the property to this group.

3. Your lease. If it does not have a strong guest policy, get one. It should include a provision that holds tenants responsible for the actions of short-term guests, subject to eviction. There should also be a limit on how long a guest can stay before they are required to apply to be added to the lease. Demand the right to screen long-term guests before adding them on. Those who refuse to complete a rental application, or who don't qualify for a lease must leave, or the tenant will be evicted.

4. Unless prohibited by law, limit a tenant's right to sublet the property by reserving the right to approve any new occupants — in writing.

5. Check-in regularly with the tenant. You may be surprised to find that the person you rented to is long gone, and someone else has taken over the property. Don't allow months to go by without a property inspection -- it can make you a target for problem tenants.

If you want to attract a quality tenant, you need to have a quality rental ad. A professional looking ad might just make the bad tenant think twice about leasing your property. They are likely looking for less knowledgeable prey.

A professional looking ad hopefully will point out the advantages of leasing your property which the quality tenants are looking for. You don't have to be a graphic artist or a trained photographer. But you do need to sell 3 things and have at least 4 pictures. Sell the property, features and benefits (fireplace, fenced in yard, new carpet). Sell the community; playground, community pool, etc. Lastly, point out how convenient the property is to an elementary school, highways, places of interest, etc.

Pictures. You must have at least one good picture of the outside of the home/building. The next photo should be of something that will set the property apart from others. Backyard pool, fantastic kitchen, a view. Provide a few more pictures showing how clean and well maintained the property is.

Ever had an eviction? Find yourself with problem tenants? You might be sending the wrong message from Day 1.

Problem tenants will look for that laid back owner, who doesn't seem to care a lot. Or the part-time owner who doesn't seem to have much experience. Even if you have had only great tenants, READ ON.

1. Your rental ad must be crisp and clear including all the important items like price, size, bedrooms, etc. Highlight the selling features. List the community amenities.

1. Ad Photos. You don't need a lot, but enough to peak the interest of the tenant. Remember, the advertising is not to sell the property, it's to gain enough interest for the prospective tenant to contact you.

1. Have the ad state what the application fee will be; don't make it $25 or $35, make it higher. If they complain about the application fee, how hard will it be to get the rent each month? If they know you will actually pull their credit, criminal background, rental history, they might steer clear of you. Be sure to do your due diligence and pull the reports.

1. Have a quality application prepared for the tenant to fill out. Again the more serious they see you taking this, the more they will. Only serious, quality tenants will then apply. And if they can't fill out the application correctly, sign it, get it back to you in a timely manner. Do you really think the rent will be paid on time and accurately each month?

1. Don't negotiate on terms. Certainly don't negotiate before they have even seen the property. Nothing says 'pushover' like bending before they even meet with you. It's your property, act like you own it.

1. CHECK REFERENCES. Do not be lazy.

1. Sorry Office Depot, you are great for office furniture, pens and paper, but not residential leases. Hire a professional to have a proper residetnial lease current to Florida Statutues made up for you.

1. All parties must sign the lease. Provide the tenant with a copy (we would recommend doing that via email).

P.S. - Do a mid lease walkthrough 60-100 days into the lease. This will A) Ensure the tenants are taking good care of the property and B) Show the tenants that you are a responsible landlord and the tenant is more likely to stay a great tenant.

In most states, you are entitled to charge your tenant for damages beyond ordinary wear and tear. However, there are many disputes over security deposits revolve around this elusive definition. It's your responsibility to be able to tell the difference between ordinary wear and tear and more serious damage that you can legally deduct from your tenant's security deposit. For questions on this article, we recommend consulting with an attorney or a property manager.

The standard definition of ordinary wear and tear in most states is deterioration or damage to the property expected to occur from normal usage. The problem defined in that definition is 'What then is what is considered to be normal usage?' Court decisions vary from state to state, court to court, even judge to judge. If you ask 10 small claims course judges or commissioners you will likely get nearly 10 different interpretations of this definition.

The bottom line is that there are not hard and fast rules on what constitutes ordinary wear and tear and what the tenant can legally be charged.

Ordinary wear and tear vs. damage examplesSmudges on the walls near light switches.................crayon marks, or anything that requires priming and paintingMinor marks, scuffs on walls, doors or baseboard..................large marks or holes in walls or doorsFew small tack or nail holes................or larger holes thicker than the size of a pencil eraserFaded peeling or cracked paint................completely dirty or scuffed wallsCarpet worn thin from use.................carpet stained by bleach or dye, red spots, pet damage, or improper careCarpet with moderate dirt or spots..................carpet ripped or pets stains, or heavy staining as a result of lack of cleaning

Thinking of professional property management? What a great rate? Want our free eviction protection plan? Call us today (we are open on Saturdays!) at 407-434-9173 to learn more.

A common concern for tenants when you are showing them a vacant property is whether their furniture will fit in the spaces. If the tenant can't visualize how it will all come together, that will slow down the leasing process to a snail's pace. And they could call you back to see the property again..... just to measure.

Tenants often don't think about these logistics ahead of time, so do yourself a favor, and bring a measuring tape with you for property showings. Jot down some measurements on a notepad and let the tenant bring it home, so they can be reassured that the furniture will fit.

Carry the tape measure, notepad and pen in your car, or better yet, leave it in the kitchen of the rental property. That simple trick just might get your property rented faster. It also shows a prospective tenant you have done this many times before, you look like you are an experienced landlord, therefore may deterring the bad tenant as they are looking for an easier target.

To understand the condition of the property. If there is an issue with the way tenant is treating the property, you have time to correct this issue before it becomes a major issue. Carpets, wall damage, lawn care, pool care, etc.

The tenant needs to know you want them to keep good care of the property. If you never visit the property, the tenant might think, "They never visit the property, they probably don't care about it (or me)." If the tenant feels you don't care about them or the property, they may not care about your property.

To have the tenant finally report to you any unreported maintenance items. "Oh yea, by the way, this is leaking or not working..." Keep in mind, this is not their property and they may not take the time to report a maintenance item. Items like mildew, a leak, issue with the HVAC, etc., can be minor if caught early, but major if left unreported.

Examine your own personality. Are you a people person? Serving as a landlord is a labor of love; you must love people, you must love working with your hands and you must love solving problems. Most of all…you must be willing & able to do all this without getting much appreciation or even a pat on the back.

Whether you’re confident you have what it takes to be a good rental property manager or your still not sure, take stock of yourself and your abilities by answering these questions. Interview yourself as though you were a job applicant. Ask the tough questions and answer honestly.

Are you able to keep your emotions in check and out of your business decisions?

Are you a patient and reasonable tolerant person?

Do you have the temperament to handle problems, response to complaints, and service request in a positive and rational manner?

Are you meticulous with your paperwork?

Do you have maintenance and repair abilities?

Are you willing to work and take phone calls on evenings and weekends?

Are you a good negotiator?

Are you willing to commit the time and effort required to determine the right rent for your rental unit?

Are you familiar with or willing to find out about there laws affecting property management in your area?

Do you have a relationship with a good real estate attorney?

Are you willing to consistently and fairly enforce all property rules and rental policies?

This month’s article: “What is possibly the biggest expense in rental properties?”

VACANCIES! As a landlord, you must learn to hate this word. Let’s review thoughts on avoiding a vacancy. You need to fill your vacancies with good, stable, rent paying tenants as quickly as possible. And one of the best ways to do this is to make sure that your vacant rental units are clean and in rent ready condition when you show them to prospective tenants. A poor first impression of your rental unit’s exterior is hard to reverse regardless of how great the inside may look. You may think you’re saving time and money by allowing a new tenant to lease a rental unit that hasn’t been properly prepared. After all, if they don’t mind that the unit isn’t rent ready, why should you? Unfortunately, this strategy isn’t as problem free as it seems on the surface. In fact it’s a big mistake. Why? Because the kind of tenants you will attract with a rental unit that hasn’t been properly prepared is someone who has lower standards and my even be desperate. New tenants who will accept a dirty and poorly maintained rental unit will surely not make any effort to leave the property in good condition when they leave.

Do these 3 things well (and do them in this order) and reduce your vacancies!

Condition – Make sure the property shows well.

Price it correct – Overpricing (well, Ill just dropt it later) a unit will likely make it vacant for a period of time.

Advertise it thoroughly and be able to show the property whenever a tenant can see the property. Advertise it 60 days before the vacancy date. Yes, that will cost more money in marketing but way less than a vacancy!